Sasine register applications should be submitted digitally.
You do not need to send us physical documents after submitting digitally.
To use this service you’ll need:
- an online services account
- an active direct debit
Apply for an online services account
Application types
This service is for:
- Sasine only applications
- Dual registration applications (applications over both the land and sasine register)
Dual registrations
Dual Registration is the term used for registration of a deed for the sole purpose of creating new real burdens or servitudes against the benefited and burdened properties in terms of the TCA (Title Conditions (Scotland) Act 2003).
Dual registration involves registration of a deed against multiple properties which may exist in the Land Register, Register of Sasines, or a combination of both.
For dual recording in the Land Register and Sasine Register you should use the sasine submission process.
Service walkthrough
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Sasine only walkthrough
Dual registration walkthrough
Accepted deed types
All deed types are available for sasine submission.
If you need to make a bulk transfer, you can contact our customer services team.
Get in touch as soon as you can to give our processing teams as much notice as possible.
Submitting documents
There is no limit to the number of documents that can be uploaded with any single digital submission.
All deeds and plans must be signed as per usual guidance and practice.
Any documents referenced in an application should be provided in PDF format.
The maximum upload size for a single document is 75MB.
Large plans and shape files
If a plan exceeds our 75MB upload limit, scan in the best possible quality and submit.
We will not reject an application if submitting through the service creates an issue with the plan.
For example, we are unable to:
- view a clear signature
- make out the required detail
If this happens, we will contact you to request a rescan or another format.
Contact customer services if you have a shape file to submit with your application.
Applications using spreadsheets
Complex transactions and voluntary registrations sometimes use spreadsheets.
You can save spreadsheets in PDF format and upload these in the ‘additional information’ section of the portal.
If you cannot provide a deed or dual registration document
If you cannot digitally provide a deed or document, we will attempt to process your submission from our available records. You can also use our non-digital document process.
If the deed is not available from our records, or is of poor quality, we will contact the lead agent and attempt to resolve the situation as quickly as possible.
Sealed documents
Before you upload documents via the digital submission service you must check that any seal, and the details on the seal, are clearly visible on the scanned version of the document.
The details on the seal will be the organisation or authority that has sealed the document.
If the seal and the details on the seal are not clearly visible, the seal should be lightly shaded and circled in pencil.
Next to the circled seal you should write ‘sealed by’ and include the name of the organisation or authority that has sealed the document.
An example could be ‘sealed by The City of Edinburgh Council’.
You should then re-scan the document before uploading. Failure to do so may result in rejection of your submission.
Covering letters
For complex transactions, you may submit a covering letter.
This can include information on:
- the number of applications forms
- the order of registration
- any other relevant information
Covering letters should be saved as a PDF and submitted as additional documents.
Extract requests
We are currently unable to provide extracts as part of the registration.
Any requests on the sasine application form will not be actioned.
If your deed needs to be registered in the Books of Council and Session, read our guidance on the process.
Joint Recording
Joint recording is used where a deed is presented for either:
- recording or registration in more than one of the property registers (other than for the purposes of creating new burdens or servitudes in terms of the Title Conditions (Scotland) Act 2003) or
- recording or registration in one or more of the property registers and in the Books of C & S.
Notifications and acknowledgements
Notifications will be emailed to you.
This will include the:
- presentment acknowledgement
- recording acknowledgement.
When your deed is recorded, the electronic copy submitted will be digitally stamped and returned to you by email.
Rejected applications
We can only accept dual registration applications through the sasine submission process.
Land register submissions that include sasine application forms as supporting documents may be rejected.
We will provide guidance with rejected applications.
Querying a submission
Contact customer services:
Email: customerservices@ros.gov.uk
Phone: 0800 169 9391